What does a conveyancer need from me upfront when I buy or sell a home?
Three things need to be in place before a home move can really get going: your identity and anti-money laundering (AML) checks, the property searches, and the property’s material information. Your estate agent, conveyancer and mortgage broker all have to check who you are, the buyer’s conveyancer orders the searches, and the seller’s agent should share the material information so a buyer knows what they’re buying. Having these sorted at the start means fewer surprises later, and far less time spent wondering what everyone is waiting for.
Most of this paperwork is required by law or by mortgage lenders, so there’s no way round it. What you can control is when it gets done and how prepared you are when someone asks.
Why do I have to prove my identity so many times?
Estate agents, conveyancers and mortgage professionals each have their own legal duty to check who you are under the Money Laundering Regulations 2017. HMRC’s guidance for estate agents says agents must carry out these checks on both the buyer and the seller, and recommends checking a buyer before an offer is accepted.
Because each professional is responsible for their own checks, you can end up sending the same documents to three or four different people in the same move. It’s frustrating, but it’s normal, and having your documents ready makes each request a lot less painful.
What documents do I need for AML checks?
You’ll usually be asked for photo ID, such as a passport or driving licence, and proof of your address. Many checks are now done digitally, with an app asking you to photograph your ID and take a selfie.
If you’re buying, you may also be asked to show where your money is coming from, such as bank statements, a mortgage agreement in principle or a letter confirming a gifted deposit. HMRC’s guidance says checking source of funds is required in some higher risk cases, and that agents can ask for it in other cases if their own risk assessment calls for it.
What are property searches?
Searches are checks your conveyancer runs on the property and the land around it, to make sure there’s nothing a buyer or their lender needs to know about. According to HomeOwners Alliance, mortgage lenders require them, and the usual set includes:
- Local authority searches, which cover things like planning decisions, roads and local land charges
- Drainage and water searches, which show how the property connects to public sewers and the water supply
- Environmental searches, which look at risks such as flooding and contaminated land
Depending on where the property is, your conveyancer may also suggest searches for mining, chancel repair liability or other local issues.
Who pays for searches, and how long do they take?
The buyer’s conveyancer usually orders the searches, and the buyer normally pays for them as part of their conveyancing costs. HomeOwners Alliance puts a council search at between £50 and £250 depending on the local authority, with drainage and environmental reports on top. [VERIFY current prices before publishing]
How long they take depends mostly on the council. HomeOwners Alliance says local searches can come back in anything from 48 hours to several weeks, and some councils take much longer. This is often the stage where a move seems to go quiet, so it helps to ask your conveyancer when the searches were ordered and roughly when they expect them back.
What is material information?
Material information is what a buyer needs to know about a property to decide whether to view it or make an offer. National Trading Standards guidance says estate agents should include it in property listings, and the full guidance is split into three parts.
The first part covers the basics, such as the price, the council tax band and whether the property is freehold or leasehold. The second covers what the property is like, including its type, rooms, utilities, broadband and parking. The third covers anything that might affect it, such as flood risk, building safety issues, rights of way or restrictions.
If you’re selling, your agent will ask you for much of this when they take on your property. If you’re buying, it should be in the listing or available from the agent before you make an offer.
Why does getting this ready early matter?
When ID checks, searches and material information are left until after an offer is accepted, everyone starts from a standing start at the same moment, and the buyer can discover something important weeks into the process. When they’re in place early, there’s less to chase and fewer awkward surprises once solicitors start asking questions.
The government is heading in the same direction. Its home buying and selling reform roadmap, announced in June 2026, plans to require property information packs before a home is listed, including local searches and seller ID checks, although exactly what will be included hasn’t been confirmed yet.
What can I get ready now?
If you’re selling, you can:
- have photo ID and proof of address ready for your agent and conveyancer
- gather documents about the property, such as guarantees, planning permissions and building control certificates
- instruct your conveyancer when you put the property on the market rather than once you’ve found a buyer
If you’re buying, you can:
- have photo ID and proof of address ready
- get bank statements or a gifted deposit letter together to show where your money is coming from
- choose a conveyancer before you start making offers, so they can order searches as soon as your offer is accepted
Where does openmoove fit?
In August 2026, openmoove committed to providing material information free of charge to every seller onboarded to the platform, with no cost passed to the agent or the mover, as reported by Property Industry Eye. Ross McKenzie, openmoove’s co-founder, said at the time: “Material information is a compliance obligation. It is a given, not a product.”
If your agent uses openmoove, sellers are brought in at valuation and buyers at viewing, so the material information is there to read before anyone makes an offer. Your whole moving team is in one place too, so you can see what’s been done and ask if something seems to be stuck.
Frequently asked questions
Why do I need to prove my identity so many times when buying a house?
Estate agents, conveyancers and mortgage professionals each have their own legal duty under the Money Laundering Regulations 2017 to check who you are. Because each one is responsible for their own checks, you may be asked for the same documents more than once in the same move.
What does a conveyancer need from me at the start?
Your conveyancer will usually ask for photo ID, proof of address and, if you’re buying, evidence of where your money is coming from. Sellers will also be asked to fill in property information forms and provide documents such as guarantees and planning permissions.
Who pays for property searches?
The buyer usually pays, because the buyer’s conveyancer orders the searches as part of the conveyancing work. A council search alone can cost between £50 and £250 depending on the local authority, with drainage and environmental searches on top.
How long do property searches take?
It depends mostly on the local council. Searches can come back in anything from 48 hours to several weeks, so it’s worth asking your conveyancer when they were ordered and when they expect them back.
Can getting searches done early speed up my sale?
Ordering searches early means they’re ready when the buyer’s conveyancer needs them, but the overall timing still depends on mortgages, enquiries and the rest of your chain. The real benefit is that problems come to light earlier and you spend less time waiting without knowing why.
Is material information free on openmoove?
Yes, openmoove provides material information free of charge to every seller onboarded to the platform, with no cost passed to the agent or the mover. Buyers on the platform can read it before they make an offer.